1120 Beverly Rd · Port Vue, PA 15133

$99,000

4 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 81 Days on market

Built 1950 6,281 sqft lot $72/sqft · 33% below area Est $147k · 33% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor-ready rental opportunity in Port-Vue. This 4 bedroom, 1-bath home offers strong cash flow potential with a long-term tenant currently in place. Property features include central heating and air conditioning, along with a functional kitchen equipped with stove and refrigerator. Recent updates in 2025 include a new hot water tank. Situated on a manageable lot, this property provides a straightforward addition to any rental portfolio. Whether you're looking to expand your holdings or secure a stabilized income-producing asset, this property delivers immediate returns with upside potential.

Key facts

• 6,281 sq ft lot
• Built 1950
• Listed 81 days

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$146,781) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#545 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• South Allegheny SD (suburban): math 23% / reading 44% proficiency, ranked #430 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($684 loan paydown + $4k appreciation (4.5% local appreciation)).
• At projected returns (4.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $19k; list at $99k implies a 421% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 5.5

CMA / ARV

• ARV (median comp): $146,781
• List price: $99,000
• Delta: -32.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Mcclelland Dr	0.05mi	3/2.0 (-1)	1,330 (-4%)	10mo	$125,000	$94	75
1120 Portsmouth Dr	0.48mi	3/1.5 (-1)	1,400 (+1%)	6mo	$172,000	$123	64
1107 Norwood Ave	0.14mi	3/2.5 (-1)	1,312 (-5%)	14mo	$224,000	$171	63
300 Marie St	0.54mi	3/1.0 (-1)	1,333 (-3%)	2mo	$85,000	$64	62
1325 New York Ave	0.26mi	3/2.0 (-1)	1,330 (-4%)	13mo	$120,000	$90	62
1015 Pleasant Ave	0.26mi	3/2.0 (-1)	1,469 (+6%)	9mo	$120,000	$82	61
317 Gumbert St	0.50mi	3/2.0 (-1)	1,434 (+4%)	9mo	$100,000	$70	53
1110 Portsmouth Dr	0.45mi	3/1.5 (-1)	1,230 (-11%)	1mo	$194,500	$158	53
331 Reynolds	0.68mi	3/1.0 (-1)	1,392 (+1%)	13mo	$69,000	$50	51
1436 Huber St	0.55mi	3/2.0 (-1)	1,308 (-5%)	9mo	$209,000	$160	49
311 Fairview Ave	0.50mi	4/2.0	1,184 (-14%)	11mo	$100,000	$84	40
308 W 6th Ave	0.73mi	3/1.5 (-1)	1,264 (-8%)	12mo	$56,000	$44	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.70×
• Total profit: $47,227
• Equity at exit: $53,254

10-year hold

• IRR: 27.2%
• Equity multiple: 5.36×
• Total profit: $120,908
• Equity at exit: $89,637

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15133

• Home prices YoY: 2.1%
• Active inventory: 39
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$519
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $424

Break-even live

Break-even rent $969

Max offer price $99,000

Occupancy floor 67%

Sensitivity live

Price	-10% $480	-5% $452	+0% $424	+5% $396	+10% $368
Rent	-10% $305	-5% $365	+0% $424	+5% $484	+10% $543
Rate	-1.0pp $474	-0.5pp $449	base $424	+0.5pp $398	+1.0pp $372

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Harrison St Glassport, PA	4.0	1.0	1200	$1,500	$1.25	44d	1	0.58mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	2d	1	0.68mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	24d	1	1.08mi
833 Vermont Ave Glassport, PA	3.0	1.0	1290	$1,395	$1.08	24d	1	1.28mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	15d	1	1.31mi
1044 Delaware Ave Glassport, PA	3.0	1.0	1200	$1,350	$1.12	20d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 81 DOM
2. 2026-06-17
   days on market $99,000 Active 80 DOM
3. 2026-06-16
   days on market $99,000 Active 79 DOM
4. 2026-06-15
   days on market $99,000 Active 78 DOM
5. 2026-06-13
   days on market $99,000 Active 76 DOM
6. 2026-06-13
   days on market $99,000 Active 75 DOM
7. 2026-06-09
   days on market $99,000 Active 72 DOM
8. 2026-06-08
   days on market $99,000 Active 71 DOM
9. 2026-06-07
   days on market $99,000 Active 70 DOM
10. 2026-06-05
    days on market $99,000 Active 67 DOM
11. 2026-06-03
    days on market $99,000 Active 66 DOM
12. 2026-06-02
    days on market $99,000 Active 65 DOM
13. 2026-06-01
    days on market $99,000 Active 64 DOM
14. 2026-05-31
    days on market $99,000 Active 63 DOM
15. 2026-03-29
    listed $99,000 Active 602-char remark

    Show marketing remark (602 chars)

    Investor-ready rental opportunity in Port-Vue. This 4 bedroom, 1-bath home offers strong cash flow potential with a long-term tenant currently in place. Property features include central heating and air conditioning, along with a functional kitchen equipped with stove and refrigerator. Recent updates in 2025 include a new hot water tank. Situated on a manageable lot, this property provides a straightforward addition to any rental portfolio. Whether you're looking to expand your holdings or secure a stabilized income-producing asset, this property delivers immediate returns with upside potential.

16. 2014-11-06
    price $19,000 190-char remark

    Show marketing remark (190 chars)

    Nice Cape Cod on a great street. This place needs some TLC but some updates have been made to the bathroom. Well sized rooms and off street special, bring your handyman hat or your investors

17. 2014-11-04
    soldstatus $19,000 190-char remark

    Show marketing remark (190 chars)

    Nice Cape Cod on a great street. This place needs some TLC but some updates have been made to the bathroom. Well sized rooms and off street special, bring your handyman hat or your investors

18. 2014-11-04
    price $24,900 190-char remark

    Show marketing remark (190 chars)

    Nice Cape Cod on a great street. This place needs some TLC but some updates have been made to the bathroom. Well sized rooms and off street special, bring your handyman hat or your investors

19. 2014-09-04
    listed $24,900 190-char remark

    Show marketing remark (190 chars)

    Nice Cape Cod on a great street. This place needs some TLC but some updates have been made to the bathroom. Well sized rooms and off street special, bring your handyman hat or your investors

20. 1999-03-02
    soldstatus $36,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,460 · $205/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,069
• − Mortgage interest: −$5,546
• − Property taxes: −$2,460
• − Insurance: −$495
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$2,880
• Taxable income: $3,798
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $4,178/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: South Allegheny SD
• NCES district ID: 4221910
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $40,891
• Composite: 28.15/100
• National rank: #6815
• State rank: #430 of 539 in PA

Livability — Port Vue

• Score: 73/100
• State rank: #545
• US rank: #5090

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Vue, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 6,112
• Household income: $65,938
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 94.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovene 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.52%
• Current HPI: 214.5922
• Rent YoY: —
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+175.0% since first listed

6 events — show timeline

• 2026-03-29 Listed $99,000 West Penn MLS
• 2014-11-06 Price Changed $19,000 West Penn MLS
• 2014-11-04 Price Changed $24,900 West Penn MLS
• 2014-11-04 Sold (MLS) $19,000 West Penn MLS
• 2014-09-04 Listed $24,900 West Penn MLS
• 1999-03-02 Sold (Public Records) $36,000 Public Records

Property tax history

+6.5%/yr

Latest (2026): $2,460 · +6.0% YoY. Source: county tax records.